AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF HAMSA HAND HOLDINGS, LLC, FOR THE PROPERTY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF COCONUT CREEK PARKWAY AND LYONS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
At the April 27, 2023, City Commission Meeting, this item was tabled to the May 11, 2023, City Commission Meeting. The City Commission directed the applicant to address the Commission’s concerns relating to the building color and window transparency for the proposed self-storage facility at the next Public Hearing on the application. The applicant submitted updated color renderings for the north and east facades of the Sentry Self-Storage Facility. They will present the changes they made in response to the City Commission’s comments at the May 11, 2023, Public Hearing.
The applicant, Evan Mouhalis, Strada CC Development, LLC, on behalf of the owner, Hamsa Hand Holdings, LLC, is requesting site plan approval to construct a grocery store, self-storage facility, and fast food coffee shop with drive-thru. An application for zoning approval to amend the existing Hale Planned Commerce District (PCD) to revise development standards and the list of permitted and special uses, as well as applications for Special Land Use approval for the self-storage facility and drive-thru are being processed concurrently with this application.
On February 2, 1998, the property owner received City Commission approval to rezone the subject property from B-3, Community Shopping, to PCD, Planned Commerce District, to be known as the Hale PCD. At the time, the subject property had an underlying land use of Commercial, which it maintains to date. Subsequent to the original rezoning, the City Commission has approved two (2) PCD amendments, but the PCD has maintained the PCD zoning designation throughout.
The Hale PCD is approximately 20+/- acres overall and includes the existing Walgreens Pharmacy, Dave Thomas Education Center, and Strada Development. In February 2005, a master site plan for Strada was approved by the Planning and Zoning Board that addressed the then vacant property, thus excluding both the pharmacy and the school, which had already been built, from the master site plan. The 2005 Strada master plan, approximately 7.96 acres, included multiple retail/office buildings, bank, and a limited service, four (4) -story hotel. One (1) three (3) story medical facility has been constructed pursuant to the original plan.
The original site plan and Hale PCD were amended in February 2008 to permit a Regions Bank with drive-thru use on a parcel that had been previously approved for a restaurant use. As part of the original hotel approval process, the City Commission approved a Special Land Use application allowing a four (4) story hotel with 86 rooms.
DISCUSSION:
The original property owner envisioned a medical campus with multiple multi-story office buildings and thus designed the site with separate parcels around that vision and consistent with Hale PCD development standards at the time. Each parcel was intended to be a separate building and underground infrastructure, parking, and pedestrian site amenities were built to provide for the campus design. Unfortunately, only one (1) medical building was constructed, and the site has remained vacant for many years.
As currently proposed, the applicant is seeking Site Plan approval for the development of a self-storage facility, grocery store, and fast-food coffee shop with drive-thru. With the exception of the Walgreens, Regions Bank, and Conviva medical office, the balance of the site will be redesigned and infrastructure will be reconstructed as needed to provide for the new development. However, the developer does propose to preserve many of the original campus design elements. Should the rezoning be approved, new parcel lines will be re-recorded to accommodate the new development but will remain part of the Hale PCD.
Self-Storage Facility Building Height
During the development review process, the applicant presented two (2) building height scenarios. The first was a five (5) story building, which is the one shown on the Site Plan, with a greater setback of 50 foot from the southern property line. The second was a shorter building at four (4) stories, but with a smaller setback of 20 feet from the southern property line. In both scenarios, the other development regulations from the 2008 development approvals would remain constant. The applicant stated that they would seek public input and further analyze which scenario would be more appropriate for the property. Following their neighborhood outreach and public input sessions, the applicant submitted the five (5) story building height scenario. City staff finds that both of these building height scenarios would be consistent with the City’s Code, and they each bring forward their unique advantages relating to the setbacks and building height.
Finally, it is important to note that the public information presentation provided by the applicant contained references to both a four (4) and five (5) story building, without a clear reference to alternative A or B identification (slides 9 vs. 15). The applicant committed to City staff that they would clarify this discrepancy at their April 11, 2023, second public outreach meeting.
Self-Storage Facility Building Design
During the public hearing at the Planning and Zoning Board, concerns were raised about the compatibility and consistency issues that the building color and window transparency may present on the site and to adjacent properties. Pursuant to Section 13-37 of the City’s Land Development Code, building design must meet specific standards during a Site Plan review. Below are specific standards that relate to City staff’s concerns for the self-storage facility building design (emphasis added with an underline):
Section 13-37(c)(3) Building Design:
a. Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the relationship to surroundings.
b. Buildings shall have good scale and be harmonious with permanent neighboring developments.
1. Materials shall have good architectural character and shall be selected for harmony of the building with adjoining buildings.
2. Materials shall be selected for suitability to the type of buildings and the design in which they are used. Buildings shall have the same materials, or those that are architecturally harmonious, used for all building walls and other exterior building components wholly or partly visible from public ways.
3. Materials shall be of durable quality.
4. In any design in which the structural frame is exposed to view, the structural materials shall be compatible within themselves and harmonious with their surroundings.
c. Building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationships to one another.
d. Colors shall be harmonious, using only compatible accents.
Building Color
During the development review process, the applicant was asked to consider reducing the amount of red wall paint, particularly on the north and south facades. The concern is that the use of red paint over this large amount of façade area is likely to fade overtime, which could be a code compliance issue, and more importantly could present a compatibility issue internal to the site and surrounding properties. A large expanse of the red color could appear garish and out of place within this area, especially with a five (5) story building.
Window Transparency
City staff places a particular importance on the architectural façade of a self-storage facility proposed in a commercial zone to ensure harmony with buildings both internal and external to the shopping plaza. Pursuant to the City’s Comprehensive Plan, a self-storage facility land use must be “deemed appropriate” by the City Commission in order for it to be permitted in a Commercial Land Use area, such as this one, and harmony and compatibility with the surrounding area are critical components in evaluating the appropriateness of a land use to a particular area.
In a typical Commercial development featuring a multi-story building, windows show internal activity that is consistent with the Commercial zoning of the property. Here, however, the windows on the building façade will illuminate internal storage units painted red along the east and north facades. The internal storage units along the east façade will be visible from adjacent residential communities to the south of the property especially on the upper floors of the building. City staff requested that these windows be opaque so that there is no visibility of interior lighting and the storage units. The number of windows should remain in order for the office appearance of the building to remain.
Discussion of these two (2) building design issues occurred between the Planning and Zoning Board members and the applicant. The applicant did not agree to make a change to the building façade and the Board did not include any recommendations addressing these two (2) issues. The Board ultimately recommended approval of the application.
Public Involvement
Per Section 13-35 (c), property owners within 500 feet of the subject property were notified by mail of the Special Land Use request and invited to attend the City Commission meeting. Two Hundred Ninety Eight (298) notices were mailed by the City on April 13, 2023. As part of the application review process and in addition to the above Code-required public notices, the applicant was required to perform community outreach in an effort to provide project information to neighboring property owners and neighborhood associations as well as hear and address concerns and issues raised through this process.
The applicant has submitted a Community Outreach Summary for this project, which is included as part of the agenda backup for this application. Key efforts resulting from their outreach included a meeting held at the Coconut Creek Community Center on January 30, 2023, from 6:00 to 8:00 p.m., which was intended to provide a forum for residents and businesses. The applicant held a second public outreach meeting on April 11, 2023. The summary from this second meeting is also included to the backup. To date, staff has not received any resident inquiries related to the project.
RECOMMENDATION:
Other than the two (2) building design issues and subject to the conditions of approval, City staff finds the Site Plan application to be in compliance with Chapter 13, Land Development Code, Article III, “Zoning Regulations,” Division 5, “Site Plan Review Requirements,” of the City of Coconut Creek Code.
The Planning and Zoning Board, at its March 8, 2023, meeting recommended approval of this application subject to the conditions of approval. Outstanding DRC comments are included in the Planning & Zoning Board Agenda backup and are available online for your review:
1. Approval by the City Commission of Ordinance No. 2023-006, providing for an amendment of the Hale PCD zoning and Ordinance No. 2023-005, amending the List of Permitted and Special Land Uses for the Hale PCD in the Land Development Code.
2. Prior to the issuance of a Principal Building Permit for a Grocery Store, or prior to the issuance of a Building Permit for the third (3rd) Building, whichever comes first, the off-site public sidewalk and transit improvements shown on the site plan and related plan sheets shall be completed.
3. The property owner shall be responsible for the construction and maintenance of the off-site public sidewalk and transit improvements shown on the site plan and related plan sheets in perpetuity and must enter into a maintenance agreement with the City prior to obtaining a permit for construction of said improvements.
4. All other outstanding DRC comments remain effective throughout the development review process. Any conditions not met prior to City Commission will be included in the final ordinance and must be addressed prior to the issuance of a building permit.
FISCAL IMPACT:
REVENUES: $299,208
EXPENDITURES: N/A
BUDGETED? No
NOTES: The impact fees will be divided among the following accounts: Affordable Housing, 15-V32440 - $77,330; Police, 36-V32410 - $123,545; Fire, 36-V32411 - $41,829; and Public Art, 61-V36626 - $56,504.